570 N Douglas St Unit A · Ripon, WI 54971

$154,900

2 bd · 1.5 ba · 1,048 sqft · Condo · 54 Days on market

Built 1987 $200/mo HOA · 12% of rent

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• DSCR +5.1/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated 2-bedroom, 1.5-bath first-floor condo with attached 1-car garage. This updated unit features brand-new flooring throughout, stylish new vanities, and a modern kitchen with quartz countertops. The open, functional layout provides comfortable living space with the convenience of single-level living. The updates offer a clean, modern feel, making this a move-in-ready home in a desirable Ripon location.

Key facts

• Quartz countertops
• Zero-entry access
• Move-in-ready home

Tags

• ZERO-ENTRY ACCESS
• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• SINGLE-LEVEL LIVING
• MOVE-IN-READY HOME
• DESIRABLE RIPON LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.1% in Ripon — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#35 in WI, #719 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Ripon Area School District (town): math 49% / reading 50% proficiency, ranked #57 of 342 in WI (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Fond du Lac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Fond du Lac County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $103k; list at $155k implies a 50% gain — meaningful room to come down on a strong offer.

Recommended offer $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-19,403
• Equity at exit: $23,096

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-9,312
• Equity at exit: $13,393

Cash invested: $43,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Wisconsin: 73 Landlord-Friendly · R+2
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; Madison / Milwaukee have some local enforcement.

Methodology + full state rankings →

ZIP-level market 54971

• Active inventory: 71
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$99 /mo · $1,189/yr
• Insurance: −$65
• HOA: −$200
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $88

Break-even live

Break-even rent $1,489

Max offer price $154,900

Occupancy floor 90%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Kellogg St Ripon, WI	3.0	1.0	1112	$1,600	$1.44	21d	1	1.14mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-08
   historical Active w/ Contract 412-char remark

   Show marketing remark (412 chars)

   Renovated 2-bedroom, 1.5-bath first-floor condo with attached 1-car garage. This updated unit features brand-new flooring throughout, stylish new vanities, and a modern kitchen with quartz countertops. The open, functional layout provides comfortable living space with the convenience of single-level living. The updates offer a clean, modern feel, making this a move-in-ready home in a desirable Ripon location.

2. 2026-04-28
   price $154,900 412-char remark

   Show marketing remark (412 chars)

   Renovated 2-bedroom, 1.5-bath first-floor condo with attached 1-car garage. This updated unit features brand-new flooring throughout, stylish new vanities, and a modern kitchen with quartz countertops. The open, functional layout provides comfortable living space with the convenience of single-level living. The updates offer a clean, modern feel, making this a move-in-ready home in a desirable Ripon location.

3. 2026-04-02
   listed $159,900 Active 412-char remark

   Show marketing remark (412 chars)

   Renovated 2-bedroom, 1.5-bath first-floor condo with attached 1-car garage. This updated unit features brand-new flooring throughout, stylish new vanities, and a modern kitchen with quartz countertops. The open, functional layout provides comfortable living space with the convenience of single-level living. The updates offer a clean, modern feel, making this a move-in-ready home in a desirable Ripon location.

4. 2026-02-18
   soldstatus $103,000
5. 2022-09-23
   soldstatus $95,000
6. 2018-01-08
   soldstatus $48,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WI · Partial reset (capped growth)

• Current annual tax: $1,189 · $99/mo
• Projected year-2 tax: $2,027 · $169/mo
• Expected delta: +$838/yr (+$70/mo · 70.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$8,677
• − Property taxes: −$1,189
• − Insurance: −$774
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − HOA: −$2,400
• − Depreciation: −$4,506
• Taxable loss: −$1,418
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $1,397/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Ripon Area School District
• NCES district ID: 5513020
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $50,892
• Composite: 42.46/100
• National rank: #3217
• State rank: #57 of 342 in WI

Livability — Ripon

• Score: 84/100
• State rank: #35
• US rank: #719

Category grades

Amenities A- Commute F Cost of living A+ Crime A Employment C+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ripon, WI
• City population: 10,783
• Population (ZIP): 10,783

Population outlook (Fond du Lac County) Hauer SSP2

• Today (2025): 102,433 people
• By 2030: 101,594 · -0.8%
• By 2040: 98,503 · -3.8%
• By 2050: 95,039 · -7.2%
• By 2075: 90,551 · -11.6%
• By 2100: 87,819 · -14.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Portuguese 4% Iranian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Fond du Lac

• 2024 margin: Strong R (+28.7) · D 35.1% · R 63.8% · Other 1.1%
• 2008→2024 swing: -19.7pp toward R · 2008: -9.0pp · 2024: -28.7pp
• All cycles: 2024: R+28.7 2020: R+26.5 2016: R+26.7 2012: R+15.0 2008: R+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.65%
• Current HPI: 203.5496
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.10%
• F500 in state: 20

Industry mix (Fortune 500 HQ in WI)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$23B
▸Industrial Technology	2	$36B
▸Insurance	1	$36B
▸Professional Services	1	$19B
▸Utilities	1	$9B
▸Consumer Goods	1	$3B

Price history

+222.7% since first listed

6 events — show timeline

• 2026-05-08 Contingent — RANW
• 2026-04-28 Price Changed $154,900 RANW
• 2026-04-02 Listed $159,900 RANW
• 2026-02-18 Sold (Public Records) $103,000 Public Records
• 2022-09-23 Sold (Public Records) $95,000 Public Records
• 2018-01-08 Sold (Public Records) $48,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,189 · +8.1% YoY. Source: county tax records.